/rTll-40973 
C357HI 


University  City 


Proposal 

for 

Development  of  Unimproved 
Land  Adjacent 

to 

The  University  of  Illinois 

by 

J.  F.  Hessel 

September,  1926    • 


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Digitized  by  the  Internet  Archive 

in  2012  with  funding  from 

University  of  Illinois  Urbana-Champaign 


http://www.archive.org/details/universitycityprOOhess 


UNIVERSITY   CITY 


PROPOSAL 

FOR 

DEVELOPMENT  OF  UNIMPROVED 
LAND  ADJACENT 

TO 

THE  UNIVERSITY  OF  ILLINOIS 

BY 

J.  F.  HESSEL 


CONTENTS 

Part  I 

Page 

Foreword    2 

Introduction    3 

Plan  for  the  New  Development 4 

City  Planning  and  the  Properly  Conceived  Plan 4 

A  Few  of  the  Underlying-  Purposes 5 

The  Preliminary  Sketch  (Analyzed) 5 

Future  Tri-Cities 10 

Conclusion    10 

Part  II 

Development  North  of  the  Proposed  Town  Site 11 

Highland  Place  Development 13 

The  History  of  the  Development 14 

The  Last  Decade 16 

Illustrations 

Preliminary  Sketch 8  and  9 

Highland  Place  Development 12 

Diagram  Map  of  Whole  Area  Under  Consideration 7 

SEPTEMBER,  1926 

Published  by 

THE  MUNICIPAL  PROBLEMS  PUBLISHING  CO. 

CHAMPAIGN,  ILLINOIS 


FOREWORD 


The  index  to  the  wealth,  character  and  growth  of  a  city  are  its  buildings: 

The  great  .structures,  imposing  edifices  and  artistic  dwellings. 

That  attract  the  eye  of  the  stranger,  as  he  steps  within  its  portals. 

These  reflect  not  only  upon  the  character  of  the  city. 

But  the  character  of  its  citizens  as  well. 

They  may  be  expressions  of  the  old  pioneer  spirit 

That  converted  our  wet  black  prairies 

Into  the  best  farms  in  the  world. 

II 

The  pioneer  of  today  in  attempting  to  plan  for 

The  amenities  of  a  worthwhile  American  City, 

Represents  another  step  forward  in  the  evolution  of  time. 

We  are  wont  to  believe  the  work  of  the  pioneer  has  been  completed. 

We  associate  in  our  minds  with  him,  the  hardships,  the  disappointments  and  the 

sacrifices 
Of  days  gone  by,  and  sometimes  we  fail  to  l-ealize 
That  each  decade,  or  at  least  each  epoch 
Must  have  the  pioneer  spirit  and  the  pioneer,  just  as  truly  as  did  the  early  day 

of  our  prairies. 

Ill 

The  sturdy  men  and  women  of  that  day  performed  their  work  well. 

They  transformed  the  wet  black  prairies  into  the  best  farms  in  the  world  ; 

They  laid  the  foundation  for  our  villages  and  our  towns; 

They  erected  school  houses  and  places  of  worship  according  to  their  means. 

We,  today,  enjoy  the  fruits  of  their  labors. 

On  their  foundation  we  must  continue  to  build. 

With  the  newer  vision,  of  better  homes  and  better  towns; 

We  must  endeavor  to  turn  our  dreams  into  happy  realities  for  the  people. 

IV 

We  visit  cities  older  than  ours  by  a  century. 

And  marvel  at  their  richness  and  their  beauty. 

We  compare  them  with  our  own  and  wish  that  ours  were  the  same. 

We  forget  to  take  into  consideration  the  element  of  time. 

With  the  proper  vision  to  guide  us  on,  and  the  determination  to  do. 

What  can  not  be  accomplished  as  the  years  go  by  '.' 

TRULY,  THE  WORK  OF  THE  CITY  PIONEER  IS  BEFORE  US. 


INTRODUCTION 

|ONSIDERABLE  time  and  thought  for  twelve  years  has  been  devoted  to 
undeveloped  areas  contiguous  to  the  city  of  Champaign,  more  particu- 
larly that  portion  adjoining  the  city  on  the  south,  between  the  Illinois 

Central  railway,  which  separates  the  University  holdings  on  the  east,  westward 

to  Prospect  avenue  (extended). 

During  this  period  the  point  has  been  emphasized,  frequently  that  this 
area  should  be  given  special  treatment,  so  as  to  provide  in  advance  a  develop- 
ment that  would  harmonize  with  that  of  the  University  of  Illinois,  in  its 
gradual  growth  southward,  by  protecting  that  portion  on  the  west  side  of  the 
Illinois  Central  as  far  as  the  Prospect  avenue  road  against  an  inferior  or  hap- 
hazard development. 

The  first  contribution  along  this  line  is  the  park  and  boulevard  develop- 
ment, known  as  the  Highland  Place,  extending  from  University  of  Illinois  to 
Country  Club,  one  mile  east  and  west,  abreast  with  the  University  for  which 
a  permanent  foundation  for  a  super-residential  area  has  been  successfully 
accomplished. 

In  the  early  literature,  outlining  this  development  reference  has  been 
made  to  a  larger  and  more  extended  plan  that  was  contemplated  for  the  future 
development  of  this  and  adjacent  areas,  far  exceeding  anything  so  far  attempted 
in  this  locality,  and  which  would  be  released  for  publication  at  an  opportune 
time. 

Owing  to  the  difficulties  encountered  in  obtaining  proper  cooperation,  it 
was  recently  concluded  to  abandon  any  further  efforts  towards  carrying  out 
the  larger  plan  contemplated.  Pressure,  however,  has  been  brought  to  bear 
to  continue  the  work  and  in  compliance  therewith  it  has  been  concluded,  at  least, 
to  go  so  far  as  to  release  the  plan  for  publication. 

This  publication  is  the  first  of  a  series  to  appear  in  connection  with  this 
proposal  and  presents  the  tentative  design,  showing  a  preliminary  general 
outline,  and  a  few  of  the  different  features  under  consideration  of  which  sub- 
sequent publications  will  treat  more  in  detail. 


" 


55008 


PLAN  FOR  NEW  DEVELOPMENT 

The  plan  for  the  new  development  will  be  found  to  offer  the  following  pro- 
posals : 

First: — Southside  park  and  boulevard  facilities  that  will  blend  the  Univer- 
sity park  system  with  the  park  system  of  the  city  of  Champaign. 

Second  : — A  proposed  subway  at  Kirby  avenue. 

Third: — An  open  area  between  the  two  subways  (Kirby  avenue  proposed 
subway  and  Catholic  Cemetery  subway)  extending  from  Illinois  Central 
railroad,  westward,  to  Prospect  avenue.  These  two  subways  one  at  the  north 
and  one  at  the  south  end  of  this  tract  offer  accessibility,  westward,  for  the 
University's  holdings  on  the  east.  This  plan  offers  either  all  of  the  use  of 
the  above  described  area,  to  the  University  of  Illinois  for  open  spaces 
and  University  building  purposes,  or  its  joint  use  with  the  city  of  Cham- 
paign, the  west  half  for  a  municipal  park  and  the  east  half  for  the  use 
of  the  University  of  Illinois.  Other  possibilities  for  this  area  include;  an 
eighteen  hole  golf  course,  a  botanical  garden,  or  arboretum,  or  sites  for 
educational,  religious  and  civic  building  groups.  This  offers  practical  possi- 
bilities for  the  development  of  open  areas,  at  an  opportune  time  in  advance 
of  any  civic  development,  that  does  not  take  these  possibilities  into  con- 
sideration. 

Fourth: — A  town-site,  south  of  the  park  area  described  above,  consisting  of 
about  300  acres  of  what  is  now  known  as  the  Mattis  farm,  to  be  carefully 
planned  and  designed  as  a  foundation  for  an  ideal  municipality  to  be 
known  as  University  City.  Such  a  town  development  would  furnish  th> 
opportunity  for  the  establishment  of  an  equally  ideal  municipal  govern- 
ment. 

Fifth: — Also  a  state  wide  sales  organization  to  be  completed  as  a  part  of  the 
program  offered. 

Sixth: — The  general  policy  to  be  adopted  is  the  encouragement  of  the  outsider 
to  locate  here,  so  as  to  increase  community  population,  rather  than  the 
distribution  of  the  property  in  the  hands  of  local  investors. 

CITY  PLANNING  AND  THE  PROPERLY 
CONCEIVED  PLAN 

A  well  conceived  plan  for  undeveloped  areas  for  residential  and  business 
purposes  is  an  asset  to  the  land,  rather  than  a  liability. 

It  is  an  asset  to  both  present  and  future  generation  for  timely  provision 
of  necessary  and  desirable  features,  the  allotment  of  certain  spaces  for  given 
purposes  in  advance  and  the  visualizing  of  these  possibilities  through  a  com- 
prehensive plan.  This  is  indispensable  where  it  is  desired  to  prevent  hap- 
hazard ill-regulated  growth. 

The  psycology  of  a  well  conceived  development  plan,  is  that  it  concen- 
trates the  individual  and  public  mind  upon  the  future  possibilities  offered.  I< 
results  in  a  subconscious  and  involuntary  action  upon  the  part  of  the  public,  to- 
wards gradual  and  progressive  consumption  of  the  plan. 

It  is  a  great  mistake  to  donate  land  for  free  public   use  where   that   use    is 

4 


left  to  be  determined  by  the  public  consisting  of  many  minds,  view  points  and 
personal  interests.  Oftentimes  this  results  in  less  value  to  the  public  welfare, 
than  if  such  land  were  held  under  a  definite  plan,  dominated  and  directed  by  a 
master  hand  and  encouraging  public  interest  towards  its  proper  and  speedy  de- 
velopment.  In  the  latter  cases  the  individual  who  invests  obtains  his  share 
and  the  public  who  receives,  also  becomes  the  beneficiary. 

A  FEW  OF  THE  UNDERLYING  PURPOSES 

1IE  primary  object  of  this  plan  is  to  preserve  and  hold  intact  for  all 
time  to  come  all  the  area,  lying  west  of  the  Illinois  Central  and  south 
directly  opposite  the  University's  holdings  on  the  east,  under  certain 
restrictions,  for  the  attainment  of  recent  definite  results. 

One  of  these  purposes  is  to  harmonize  the  development  of  this  portion  of 
the  city  of  Champaign  with  the  University  development  as  a  distinct  asset  for 
the  community  at  large  and  to  assure  a  congenial  atmosphere  for  the  future 
growth  and  expansion  of  the  University,  the  tendency  of  which  is,  southward. 

Another  purpose  is  that  of  providing  an  open  area  west  of  the  Illinois 
Central  Railroad,  between  two  subways  connecting  the  University  holdings  on 
the  east,  and  offer  the  possibility  of  a  well  conceived  park  system  which  may  be 
used  all  or  in  part  by  the  University  or  for  some  other  favorable  purpose. 

By  this  treatment,  a  direct  contact  and  connection  is  afforded  with  the 
park  and  boulevard  system  already  provided  on  the  north,  creating  a  southside 
Park  and  Boulevard  system  that  would  be  ideal  in  many  respects. 

Also  by  this  treatment  the  city  of  Champaign  opens  up  its  arms  more  than 
ever,  to  the  University  of  Illinois,  in  conforming  its  city  planning  scheme  to  the 
future  growth  and  expansion  of  the  University  south  and  west,  with  the  city  of 
Urbana  in  the  enjoyment  of  the  direct  benefits  to  be  derived ;  thus  establishing 
a  closer  and  more  intimate  contact  in  civic  development,  with  this  great  institu- 
tion. 

The  trinity  of  our  community  development  therefore  must  be  the  city  of 
Champaign,  the  University  of  Illinois  and  the  city  of  Urbana,  between  whom, 
there  should  be  no  rivalries. 

I  offer  this  plan  as  my  second  contribution  towards  the  creation  of  a  pro- 
per community  spirit,  which  I  feel  should  now  be  encouraged  in  the  considera- 
tion of  all  tilings  offered  for  community  betterment  and  the  public  welfare. 

THE  PRELIMINARY  SKETCH 

1 — In  analyzing  the  preliminary  sketch  on  pages  eight  and  nine  it  should  be 
kept  in  mind  that  the  view  is  towards  the  south  and  that  the  road  shown  in  the 
top  of  the  sketch  as  "South  Road"  is  the  first  road  running  east  and  west,  south 
of  the  Mattis  farm,  which  outlines  the  southern  boundary  of  the  town  site,  the 
north  boundary  being  outlined  by  a  boulevard  shown  in  sketch  as  "M"  boule- 
vard, which  is  a  continuation  west  to  Prospect  Avenue  of  the  road  terminat- 
ing on  Neil  Street  at  the  Catholic  Cemetery  subway. 

2 — The  open  space  between  "M"  boulevard  on  the  north  and  Kirby  ave- 
nue on  the  south  from  Neil  street  to  Prospect  avenue,  approximating  100  acres, 

5 


shows  1  he   park  area  reserved   for  the   University   of   Illinois  and   the  city   of 
Champaign. 

3 — To  conform  to  the  title.  University  City,  the  names  of  different  I'ni- 
versities  are  used  with  few  exceptions,  in  the  naming  of  streets,  avenues  and 
boulevards. 

4 — Names  of  streets,  boulevards  and  avenues: 

M-Boulevard  (north  boundary  line) 

Amherst  Road 

Brown  Road 

Northwestern  Avenue 

Princeton  Way 

Oxford  Road 

Harvard  Road 

Cornell  Avenue 

Yale  Drive 

Outer  Drive  (Boulevard  encircling  the  city) 

South  Road  (south  boundary  line) 
5 — M-BOULEVARD,  outlines  the  southern   boundary  of  University  City, 
which  is  a  continuation  westward  of  the  catholic  cemetery  road,  straight  through 
to  Prospect  Avenue. 

6 — OUTER-DRIVE,  shows  a  circular  boulevard  encircling  the  city  for 
special  treatments  as  an  important  residential  thoroughfare. 

7 — THE  KEY  MAP,  (on  the  left)  of  general  locality  shows  relative  loca- 
tion of: 

Stadium 

Park  Area 

Highland  Place 

University  City 

City  of  Champaign 

Champaign  Country  Club. 
8— OVERLOOK  PARK,  with  park  strips,  a   portion  of  which   may  later 
be  converted    into  store  strips,   along  line   of  Neil   Street   frontage,   making  a 
most  artistic  border  line  and  landscape  screen  facing  railroad  and  station. 

9 — While  this  plan  shows  that  the  city  of  Champaign  and  University  City 
will  be  connected  up  by  two  old  established  routes.  Neil  Street  on  the  east  and 
Prospect  Avenue  on  the  west,  this  plan  contemplates  a  very  unique  central 
connection  by  the  formation  of  a  circular  boulevard  or  double  loop  driveway. 
shows  in  sketch  on  the  University  City  side  as  Crescent  Drive,  which  couples 
up  with  a  similar  or  corresponding  driveway  encircling  Hessel  Park  on  the 
Champaign  side. 

10 — The  small  key  map  on  pages  eight  and  nine  gives  a  much  better  idea  of 
this  connection,  showing  the  boulevard  encircling  a  park  center.  It  is  not  diffi- 
cult to  visualize  what  the  possibilities  of  the  future  will  be  in  the  development 
along  thi  sboulevard,  so  advantageously  located  as  it  is,  between  two  growing 
municipalities,        l 

]1 — Municipal  gardens,  community  buildings,  play  ground  areas,  school 
sites,  and  city  buildings  grouped  around  a  central  park  area,  towards  which 
the  different  thoroughfares  centralized,  are  some  of  the  attractive  features  of 
this  design.  n 


DIAGRAM  MAP 

of  the 

AREA  UNDER  CONSIDERATION 

A — City  of  Champaign    (north) 
B — Proposed  Park  Area  (between) 
C — Proposed  Town  Site   (south) 

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The  above  diagram  shows  the  relative  location  of  the  development  around 
the  area  under  consideration. 

A— Shows  the  city  of  Champaign  on  the  north  with  Harris  Place  and  High- 
land Place,  defining  the  development  on  the  southern  boundary  of  the  city 
at  Kirby  Avenue. 

B — Defines  the  boundary  line  of  the  proposed  park  area  located  between  the 
city  of  Champaign  and  the  proposed  town  site,  extending  from  Kirby  Avenue 
on  the  south  to  the  catholic  cemetery  subway  road  on  the  south,  consisting  of 
about  100  acres. 

C — Defines  the  boundary  lines  of  the  proposed  town  site,  extending  from  the 
catholic  cemetery  to  the  south  road,  comprising  about  300  acres. 

D — Shows  the  relative  location  of  driveways  leading  to  various  subways  as 
noted  on  the  left  hand  margin. 

7 


E.NI/K- 


FUTURE  TRI-CITIES 

Champaign — Urbana — University  City 

More  Community  Population — More  Industries — More  Prestige 

It  is  not  difficult  to  visualize  the  future  possibilities  of  '"The  Tri-Cities" 
with  such  a  plan,  permanently  established  for  its  gradual  development. 

The  possibilities  of  a  "Tri-City"  development  would  be  a  most  active  sti 
mulant,  not  only  to  the  growth  of  "The  Twin-Cities;"  but  also  to  the  growth 
and  expansion  of  the  University  of  Illinois  in  offering  a  most   inviting  residen- 
tial area,  surrounded  by  ideal  conditions,  fully  restricted  and  protected  for  aii 
time  to  come. 

CONCLUSION 

Ten  years  ago  there  was  not  one  in  a  hundred  who  felt  that  track  eleva^ 
lion,  south  of  Green  Street  was  feasible  or  even  possible  within  several  decades 
and  for  that  matter,  a  life  time. 

Nothing  of  this  kind  ten  years  ago  was  ever  considered  or  even  contem- 
plated by  any  other  community  interest  as  a  feasible  possibility  at  that  time. 

This  is  evidenced  in  the  attempt  to  push  through  a  viaduct  project  over 
the  railroad  by  parties  whose  knowledge  of  these  things  were  far  in  advance  of 
the  average  citizen. 

This  affords  a  very  good  example  of  what  may  lie  brought  about  within 
one  decade  and  also  goes  to  show  that  the  things  we  feel  cannot  be  accomplished 
today  or  considered  even  feasible,  may  at  the  end  of  this  decade,  become  an  ac- 
complished reality. 

If  only  the  alloted  span  of  life  could  be  increased,  what  wonderful  things 
we  could  see  here  and  what  many  surprises  the  next  decade  would  now  open  up 
to  our  vision.     Unfortunate,  it  is,  that  many  of  us.  lack  this  vision  to  see. 


10 


PART   II 


DEVELOPMENT 

of  the 
LANDS  TO  THE  NORTH 

of  the 

PROPOSED  UNIVERSITY  CITY 
DEVELOPMENT 

HIGHLAND  PLACE  DEVELOPMENT 

The  illustration  on  page  twelve  shows  the  foundation  already  permanently 
established  for  a  super-residential  area.     The  scheme  which  is  now  rapidly  ap 
proaching  realization  provides  as  its  principle  features,  the  following: 

FRATERNITY  SITES:  In  a  careful  survey  of  the  situation,  with  both 
citizens  and  parties  connected  with  the  University,  it  is  the  consensus  of 
opinion  that  this  district  holds  the  logical  location  for  future  fraternity  sites. 

One  of  the  reasons  given  for  arriving  at  this  conclusion,  is,  that  it  is  the 
only  open  space  anywhere  near  the  University  where  there  is  sufficient  desirable 
area,  with  proper  restrictions,  making  it  possible  to  create  a  permanent  distinc- 
tive fraternity  zone  with  possibilities  for  its  future  expansion. 

And  furthermore  what  is  still  most  important,  there  is  no  location  close- 
in  other  than  this  where  it  is  possible  to  have  any  given  area  held  indefinitely 
for  most  any  length  of  time  for  this  distinctive  purpose,  without  the  fear 
sometime  in  the  future  of  coming  in  contact  with  something  out  of  harmony 
therewith. 

The  portion  most  favorable  for  this  purpose,  it  has  been  decided,  is  Hessel 
boulevard,  around  the  north  park  entrance.  The  great  width  of  this  boulevard 
(120  feet)  with  buildings  set  back  upon  an  established  building  line,  throwing 
traffic  at  its  maximum  distance,  gives  an  opportunity  in  showing  pretentious 
fraternity  buildings  to  the  very  best  advantage,  located  on  the  high  points 
abounding,  witli  commanding  views  of  the  University  Campus. 

A  park  a  joining  these  sites,  offers  also  exceptional  expansion  facilities  for 
fraternities,  clustering  around  the  park  with  all  the  advantages  that  this  park 
area  would  naturally  hold  for  a  development  of  this  kind. 

APARTMENT  AND  BUSINESS  ZONES:  Apartment  and  business  zones 
will  be  worked  out  along  the  north  and  east  border  line  of  the  development.  The 
east  border  line  facing  Neil  Street  will  be  used  for  industrial  sites,  and  Hessel 
boulevard  for  at  least  one  block  westward  from  Neil  Street  will  be  reserved  for 
apartment  sites,  using  an  established  building  line  and  conforming  to  other 
regulations  governing  desirable  structures  of  this  character. 

11 


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FOUNDATIONS:  Moving  westward  on  Hessel  boulevard  reservations  will 
be  made  for  foundations  and  sucb  public  and  quasi-public  building's  as  will  har- 
monize with  them  and  the  fraternity  section  adjoining  on  the  west. 

ALTITUDE:  One  of  the  attractive  features  for  this  area  and  one  of  the 
primary  reasons  why  it  was  selected  for  this  particular  character  of  development 
is,  its  location  on  a  high  plateau,  many  feet  higher  than  the  residential  districts 
in  other  parts  of  the  city,  abounding  in  many  high  points,  giving  a  commanding 
view  of  the  University  and  surrounding  territory. 

COUNTRY  CLUB  AND  PARKS:  The  Champaign  Country  Club  along  its 
western  border  line,  together  with  extensive  park  areas  as  shown  in  illustration 
page  twelve  provides  the  necessary  recreational  facilities  so  desirable  in  develop- 
ments of  this  character. 

TRANSPORTATION:  A  bus  line  system  of  transportation  to  be  established 
connecting  up  all  important  centers. 

HAINES  BOULEVARD  AND  RESIDENTIAL  AREA:  Haines  boulevard 
(80  feet  wide)  extending  diagonally  westward  from  Elm  boulevard  to  Prospect 
Avenue,  with  tributaries  leading  into  it  from  the  north  and  the  south,  into  which 
many  thousands  of  dollars  of  public  improvements  are  now  being  constructed 
consisting  of  pavements,  sewers,  drainage,  sidewalks  and  lighting  system  marks 
the  commencement  of  a  superior  residential  section ;  that  all  may  rest  assured 
will  meet  the  expectations  of  the  most  exacting. 

HESSEL  BOULEVARD:  Hessel  boulevard  one  mile  west  to  Prospect  Ave- 
nue on  account  of  its  great  width  and  desirable  frontage  will  be  reserved  for 
pretentious  structures  along  the  line  suggested  above,  assuring  a  most  impos- 
ing and  satisfactory  thoroughfare  for  all  time  to  come. 

THE  BOULEVARD  SYSTEM:  This  development  contains  "The  Heart 
of  the  Boulevard  System ' '  without  which  a  boulevard  system  for  the  city  of 
Champaign  and  Urbana,  on  an  extensive  scale,  would  have  been  quite  an 
impossibility. 

The  section  between  Prospect  Avenue  and  First  street  as  planned  ten  years 
or  more  ago,  with  a  constant  plea  for  adequate  subway  crossings  over  the  Illinois 
Central  in  order  to  obtain  a  University  contact,  now  furnishes  in  its  final  accom- 
plishment the  important  key  to  the  locked  up  possibilities  of  our  community 
development. 


HISTORY  OF  THE  DEVELOPMENT 

Twelve  years  ago,  the  plan  for  this  project  was  conceived  and  presented  to 
the  public. 

It  was  more  of  a  question  at  that'  time  whether  this  plateau,  so  naturally 
adapted  for  special  treatment  should  be  allowed  to  drift  into  a  haphazard  de 
velopment  or  something  done  to  hold  it' intact  as  a  superior  residential  area  and 
its  development  placed  under  control  and  directed  towards  something  that  would 
harmonize  with  the  University  of  Illinois  and  become  a  future)asset  to  the  city 
of  Champaign. 

13 


Attempts  were  made  to  organize  and  influence  others  to  join  in  the  pur- 
chasing of  all  the  land  for  this  purpose  which  were  unsuccessful. 

Jn  assuming  the  sole  responsibility  of  purchasing  the  land  it  was  done  with 
the  understanding  that  it  would  be  held  for  a  super-development  of  this  kind. 
provided  proper  cooperation  would  he  given  in  first  obtaining  a  subway  con- 
nection with  the  University  of  Illinois,  as  the  key  to  the  situation,  without  which 
no  action  towards  this  end  would  be  undertaken. 

Two  Ways  Open 

Jn  considering  the  development  of  this  area,  two  methods  were  open  to  the 
operator,  either  to  handle  it  as  a  real  estate  proposition  for  immediate  action 
without  regard  to  lTniversity  contacts,  subways  or  arbitrary  restrictions;  but  for 
immediate  gain  and  profit  and  with  the  minimum  amount  of  overhead  charges, 
or  to  hold  it  for  the  ideal  development  in  which  the  (dement  of  time  and  the  co- 
operation of  others  had  to  be  considered,  entailing  overhead  charges  in  the  way 
of  interest,  taxes,  improvements  and  upkeep  which  would  naturally  follow  in  its 
wake. 

in  following  the  latter  course  considerably  over  +100. 000  in  addition  to  the 
cost  of  the  land  has  already  been  expended  in  overhead  charges  in  holding  this 
area  intact  for  the  last  ten  years  for  this  particular  purpose. 

Jn  handling  this  situation,  it  was  necessary  to  arbitrarily  follow  a  conserva- 
tive business  program  in  guarding  against  financial  hazards  and  the  consequent 
destruction  of  the  whole  plan. 

The  Policy  Adopted 

The  policy  adopted  in  doing  this  was  not  to;  attempt  to  include  in  the  al- 
ready overburdened  account  of  overhead  charges  necessary  to  hold  so  large  an 
area  indefinitely  for  a  superior  development,  any'  thing  additional  for  extensive 
public  improvements  for  the  encouragement  of  immediate  building  construction 
until  the  character  of  the  buildings  to  be  erected  in  this  area  were  first  fully 
determined. 

This  could  not  be  determined  until  the  possibilities  of  a  subway  connection 
were  first  fully  assured,  if  it  were  found  impossible  to  obtain  a  University  con- 
nection or  further  opposition  and  delays  were  encountered,  an  inferior  deve- 
lopment would  be  necessary  to  substitute  for  the  restricted  one  originally  out- 
lined. 

This  now  being  thoroughly  understood  it  is  not  difficult  for  any  one  Uo  see 
why  building  construction  in  this  locality  has  been  held  back  so  many  years  and 
why  such  heroic  measures  were  resorted  to  in  forcing  a  south  side  subway  into 
the  Illinois  Central  contract  at  an  opportune  time. 

As  time  rolls  by  and  these  facts  are  becoming  much  better  understood,  the 
consensus  of  public  opinion  is  fast  crystalizing  into  a  justification  of  the  wisdom 
of  a  policy  that  has  preserved  intact  a  superior  development  project  as  a  futun 
asset  for  the  city  of  Champaign. 

After  ten  years  of  effort,  subway  connections  to  the  University  have  been 
finally  accomplished  and  immediately  $50,000  in  public  improvements  were  or- 
dered into  this  area. 

Growth  Retarded— Why? 

A  few  volunteer  lot  purchasers  in  the  early  days  of  development  felt  in 
their  optimism,  as  we  all  did  at  that  time,  that  the  possibilities  were  such   that 

14 


the  plans  outlined  could  be  speedily  pushed  forward  within  the  next  few  years, 
with  little  or  no  delay. 

Waiting  indefinitely,  during  all  this  trying  period,  for  a  University  subway 
connection,  the  essential  thing  necessary  in  order  to  make  such  a  development 
possible  and  free  from  financial  hazard,  encumbered  as  it  was  by  the  world's 
war,  naturally  created  more  or  less  impatience  and  criticism  over  what  mighl 
have  been  thought  to  be  unnecessary!  delays.  Moreover,  the  difficulty  was  found 
to  be  the  impossibility  of  encouraging  proper  thought  and  study  to  be  given  the 
project  as  a  whole,  so  as  to  determine\ the  reasonableness  of  a  demand  any  party 
might  desire  to  make. 

Integrity  Maintained 

It  is  gratifying,  however,  to  know  that  the  integrity  of  this  development 
has  been  successfully  maintained,  from  start  to  finish,  in  carrying  out  the  plans 
and  the  agreements  originally  proposed  and  cannot  be  successfully  assailed  or 
impeached  by  anyone,  upon  any  issue  taken,  based  upon  the  actual  facts  as 
shown  in  the  carefully  preserved  files  and  records  of  the  past  twelve  years. 

it  must  also  be  remembered  that  if  it  had  not  been  financially  possible  to 
have  held  this  tract  for  the  ideal  proposed  development,  which  fortunately  has 
been  kept  strictly  in  line,  during  all  this  period,  at  an  expenditure  of  many 
thousands  of  dollars  and  (surrendered  to  the  discouragements  encountered,  from 
time  to  time,  that  the  criticisms  of  today  would  now  far  exceed  the  criticisms  of 
the  past. 

In  the  light  of  what  we  know  now,  we  can  readily  see  what  this  loss  would 
have  been  to  the  community  had  it  been  necessary  to  have  substituted  an  ill 
regulated  civic  growth  for  the  proposed  restricted  area,  now  resting  upon  ;i 
permanent  foundation  for  all  time  to  come. 

So  after  all.  whether  we  do  or  whether  we  don't,  a  certain  amount  of 
criticism  must  be  expected  and  philosophically  taken  with  as  much  good  natured 
tolerance  as  it  is  humanly  possible  to  give. 

Patience,  conscientious  endeavor  and  persistency  of  purpose  overcomes 
many  obstacles.  The  crowning  reward  for  the  hardships  encountered  in  under- 
taking any  given  task,  is  in  its  ultimate  and  successful  accomplishment.  TO 
THIS  TASK  ARE  THESE  PLANS  NOW  DEDICATED. 


THE  LAST  DECADE 

(1916-1926) 

Ten  years  ago  a  twelve  page  illustrated  pamphlet  was  published  entitled, 
"The  Destinty  of  a  City,"  outlining  a  tentative  plan  for  a  two  hundred  acre 
park,  boulevard  and  super-residential  development  in  the  City  of  Champaign. 
Illinois. 

This  pamphlet  was  published  at  that  time,  primarily  in  the  interest  of  track 
elevation  and  subways,  in  opposition  to  a  plan  advocating  viaducts  over  the 
railroad,  instead  of  subways  under  the  tracks,  calling  for  condemnation  suits 
and  possible  damage  suits  against  the  city  by  property  owners. 

1.") 


Not  only  this;  but  for  the  fear  that  it'  successfully  carried  ou1  it  would 
retard,  if  not  altogether  destroy  all  possibilities  of  ever  obtaining  track  eleva- 
tion and  subways,  so  necessary  for  the  broader  development  contemplated  for 
this  area. 

The  liberty  is  taken  of  quoting  the  last  paragraph  from  this  pamphlet  as 
follows  : 

"The  Destiny  of  the  City  of  Champaign" 

"1.  Population  (Champaign-Urbana)  50,000? 

2.  Track  Elevation  (The  Removal  of  the  Iron  Jacket)  ? 

3.  Location  of  a  Military  Training  School  for  the  Middle  West  .' 

4.  A  Model  Municipal  Government  for  the  Twin  Cities  of  Champaign  and 
Urbana,  as  a  natural  result  of  the  University  environment  and  its  teachings ;  to 
be  used  as  a  standard  for  other  cities  to  emulate  ? ' ' 

Ten  years  ago  these  four  items  were  published  prescribing  a   few  of  the 

possibilities  of  the  future.    We  now  ask:  "What  has  the  last  decade  given  us? 

First :  Population  of  Champaign-Urbana  approximating  40,000. 

Second:  Track  elevation  and  subways,  successfully  accomplished. 

Third:  The  location  of  a  military  school  here  for  the  middle  west,  so  strongly 
advocated  at  that  time,  probably  to  be  substituted  by  the  great  transforma- 
tion of  things  military,  as  a  result  of  the  world's  war,  for  something  per- 
taining to  aviation. 

Fourth  :  In  speaking  of  a  model  municipal  government,  our  steady  progress  to- 
wards an  inland  metropolis  of  a  higher  order,  within  the  last  decade,  shows 
that  some  progress  along  this  line  is  being  made. 

No  difference,   however,   what  form  of  municipal  government   it   may  be, 
aldermanic,   commission,   or  manager  form   it   will   never   become   perfect 
Perfection  in  government  is  as  impossible  as  individual  perfection.     The 
only  way  that  either  government  or  individual  may  approximate  perfec- 
tion is  by  a  proper  check  and  balance. 


16 


Lithomount 

Pamphlet 

Binder 

Gaylord  Bros. 

Makers 
Syracuse,  N.  Y 

PAT.  IAN  21.  1908 


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